6392 US Highway 75 · Lake Valley, MN 56296

$129,900

3 bd · 1.0 ba · 1,296 sqft · SingleFamily · 79 Days on market

Built 1971 3.20 ac lot ↓ 10% since listing

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.8/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.2/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your vision and make this property your own! Nestled on 3 scenic acres, this three-bedroom, two-bath fixer-upper offers endless potential for the right buyer. The home features a spacious layout just waiting for your personal touch and updates to truly shine. Outside, the property is set up for country living with a horse barn and an additional shed—perfect for hobbies, storage, or livestock. With plenty of open space, there's room to roam, garden, or expand. Whether you're looking for a renovation project, a hobby farm, or a peaceful rural retreat. Don't miss your opportunity to turn this diamond in the rough into something special !

Key facts

• Open space
• 3 scenic acres
• Horse barn

Tags

• 3 SCENIC ACRES
• HORSE BARN
• ADDITIONAL SHED
• OPEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (11.1% below list).
• Recommended offer: $115k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Wheaton Area Public School District (rural): math 60% / reading 60% proficiency, ranked #149 of 467 in MN (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 4 units permitted in Traverse County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($898 loan paydown + $10k appreciation (7.5% local appreciation)).
• Traverse County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $115,429 (11.1% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.54×
• Total profit: $56,101
• Equity at exit: $94,288

10-year hold

• IRR: 20.0%
• Equity multiple: 5.33×
• Total profit: $157,649
• Equity at exit: $183,113

Cash invested: $36,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 56296

• Home prices YoY: 4.4%
• Active inventory: 6
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $106

Break-even live

Break-even rent $1,020

Max offer price $129,900

Occupancy floor 86%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   price $129,900 Active 79 DOM
2. 2026-06-18
   days on market $134,900 Active 79 DOM
3. 2026-06-17
   days on market $134,900 Active 78 DOM
4. 2026-06-16
   days on market $134,900 Active 77 DOM
5. 2026-06-15
   days on market $134,900 Active 76 DOM
6. 2026-06-13
   days on market $134,900 Active 74 DOM
7. 2026-06-12
   days on market $134,900 Active 73 DOM
8. 2026-06-09
   days on market $134,900 Active 70 DOM
9. 2026-06-08
   days on market $134,900 Active 69 DOM
10. 2026-06-07
    days on market $134,900 Active 68 DOM
11. 2026-06-05
    days on market $134,900 Active 66 DOM
12. 2026-06-04
    days on market $134,900 Active 64 DOM
13. 2026-06-02
    days on market $134,900 Active 63 DOM
14. 2026-06-01
    days on market $134,900 Active 62 DOM
15. 2026-05-31
    days on market $134,900 Active 61 DOM
16. 2026-05-31
    days on market $134,900 Active 60 DOM
17. 2026-04-29
    price $134,900 654-char remark

    Show marketing remark (654 chars)

    Bring your vision and make this property your own! Nestled on 3 scenic acres, this three-bedroom, two-bath fixer-upper offers endless potential for the right buyer. The home features a spacious layout just waiting for your personal touch and updates to truly shine. Outside, the property is set up for country living with a horse barn and an additional shed—perfect for hobbies, storage, or livestock. With plenty of open space, there's room to roam, garden, or expand. Whether you're looking for a renovation project, a hobby farm, or a peaceful rural retreat. Don't miss your opportunity to turn this diamond in the rough into something special !

18. 2026-03-31
    listed $140,000 Active 654-char remark

    Show marketing remark (654 chars)

    Bring your vision and make this property your own! Nestled on 3 scenic acres, this three-bedroom, two-bath fixer-upper offers endless potential for the right buyer. The home features a spacious layout just waiting for your personal touch and updates to truly shine. Outside, the property is set up for country living with a horse barn and an additional shed—perfect for hobbies, storage, or livestock. With plenty of open space, there's room to roam, garden, or expand. Whether you're looking for a renovation project, a hobby farm, or a peaceful rural retreat. Don't miss your opportunity to turn this diamond in the rough into something special !

19. 2025-10-22
    historical
20. 2025-06-09
    price $140,000
21. 2025-04-21
    listed $155,000 Active
22. 2025-01-06
    soldstatus $110,000 Sold
23. 2024-12-09
    status Pending
24. 2024-11-11
    listed $149,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $844 · $70/mo
• Projected year-2 tax: $1,149 · $96/mo
• Expected delta: +$305/yr (+$25/mo · 36.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,851
• − Mortgage interest: −$7,276
• − Property taxes: −$844
• − Insurance: −$650
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$3,779
• Taxable loss: −$914
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $1,494/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Wheaton Area Public School District
• NCES district ID: 2742330
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 60% ▼ -3.00%
• Median HH income: $46,753
• Composite: 52.38/100
• National rank: #3421
• State rank: #149 of 467 in MN

Livability — Lake Valley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,861

Population outlook (Traverse County) Hauer SSP2

• Today (2025): 3,258 people
• By 2030: 3,194 · -2.0%
• By 2040: 3,066 · -5.9%
• By 2050: 2,946 · -9.6%
• By 2075: 2,901 · -11.0%
• By 2100: 2,885 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 4% Native American 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Portuguese 13% Lithuanian 3% Scottish 3%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Traverse

• 2024 margin: Solid R (+31.5) · D 33.1% · R 64.7% · Other 2.2%
• 2008→2024 swing: -36.9pp toward R · 2008: 5.4pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+27.4 2016: R+23.4 2012: D+4.5 2008: D+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.50%
• Current HPI: 178.411
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

-10.0% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-31 Listed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-21 Listed $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-06 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-11 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $844 · -13.3% YoY. Source: county tax records.